AUCTION: Dec 8th at 6pm

Court-ordered auction of 930.25+/- acres in Tulsa County, OK.

Offered in 21 parcels ranging from 2 to 192 acres with up to 750 acres contiguous, this land is ideal for development, ranchettes or family recreational/hunting.

The land is mostly wooded with hardwood trees nestled in rolling terrain with numerous ponds and creeks throughout. Hilltops create beautiful vistas of the surrounding Keystone Lake area.

Directions:  2.5 miles south of Hwy 51 on S 265th W Ave

Auction Overview

AUCTION DATE & TIME:
Thu, Dec 8th, 6pm

AUCTION LOCATION:
OFF-SITE at Keystone State Park Lodge 1926 Hwy 151, Sand Springs

OPEN HOUSE / INSPECTIONS:
2-4pm Sundays – Nov 27th & Dec 4th
Check-in at parcel 7 required for gate access and property information.

BUYER-BROKER:
3% compensation

LICENSE INFO:  OK RE Lic# 159708 Ronn Cunningham | Cunningham Johnson Auctions LLC

First opportunity in several generations to purchase up to 930+/- acres in Tulsa County and, it’s all located just a few minutes south of Keystone Lake Dam.

This 930.25+/- acre property is offered in 21 parcels ranging from 2 to 192 acres, with up to 750 acres contiguous. Most parcels are heavily wooded with hardwood trees and offer rolling terrain highlighted by beautiful hilltop vistas. Numerous ponds, creeks and a natural waterfall accentuate the landscape.

Located between Sand Springs and Mannford, all parcels are a quick 20-minute commute to Downtown Tulsa making this ideal land for development, ranchettes or recreational/hunting opportunities. Nearby Keystone Lake features 16 recreational areas with a variety of accommodations, 11 boat ramps and Pier 51 Marina offering boat and equipment rentals as well as fuel, groceries and a full-service restaurant at the marina.

Court-ordered auction of 930.25+/- acres in Tulsa County, OK.  

Offered in 21 parcels ranging from 2 to 192 acres with up to 750 acres contiguous, this land is ideal for development, ranchettes or family recreational/hunting.

The land is mostly wooded with hardwood trees nestled in rolling terrain with numerous ponds and creeks throughout. Hilltops create beautiful vistas of the surrounding Keystone Lake area.

Parcels 1-11/North of W 41st St S

Parcel 1: 19.79+/- ac.
Paved road frontage along S 255th W Ave to the east and W 41st St (S Coyote Trail) to the south.  Keystone Fire Department (Memorial Station) adjacent to this parcel.
Parcel 2: 17.14+/- ac.
Paved road frontage on S 255th W Ave with gentle sloping land would make ideal ranchette sites.
Parcel 3: 2.39+/- ac.  Fishing pond located on the northeast corner of the lot with paved road frontage along S 256th West Ave.
Parcel 4: 70.54+/- ac.
Picturesque views of Keystone Lake with paved access on the south from S 256th West Ave and from the east on S 253rd West Ave.  Wet weather creeks meanders through the parcel with a diversity of rolling terrain. Ideal for individual building sites or development.
Parcel 5: 19.46+/- ac.
Accessed from S 253rd West Ave.  Parcel offers rolling terrain and the unique ability to be on a paved road yet secluded for a private homestead.
Parcel 6: 49.36+/- ac.
Offers an expansive amount of paved road frontage on S 255th West Ave.  The topography offers elevated land on the road frontage and slopes off into wet weather creek with vistas of panoramic views.
Parcel 7:  50.73+/- ac.
Paved road frontage on S 255th W Ave with gated access.  Trail/Road through the heart of this parcel allowing easy access to navigate the land and view of adjacent valley.
Parcel 8: 192.15+/- ac.
Accessed from easement on W 41st St.  Parcel is an ideal recreational parcel with valley and wet weather creek running up the middle offering the opportunity for easy pond/lake building sites with a 15ft unique waterfall.
Parcel 9: 101.31+/- ac.
Accessed from easement on W 41st St an old airplane landing strip acts as the southeast boarder between parcel 9 & 11.  Vast amounts of timber along with small clearing offering great opportunity for hunting.  Deer camp for the property was located on the southwest end of this parcel.
Parcel 10: 161.63+/- ac.
Secluded parcel offering access from easement on W 41st St.  Fantastic recreational or hunting parcel with pond, wet weather creek, and clearings for wildlife.
Parcel 11: 76.2+/- ac.  
Parcel has gated access from W 41st St and is boarded on the northwest by an old airplane landing strip.  Pond on the west side and wet weather creek on the eastern side offering views of country side.

Parcels 12-21/South of W 41st St S

Parcel 12:   3.07+/- ac.
Located at the end of W 47th St this parcel offers home sites with acreage.
Parcel 13:   10.08+/- ac.
Accessed on the W from S 253rd W Ave and the east from S 249th W Ave the parcel makes an ideal ranchette.  2nd stage of a lagoon located on this parcel.
Parcel 14:   12.60+/- ac.
Parcel has access from both S 253rd W Ave and from S 249th W Ave.   Home sites and acreage would make for a nice ranchette.
Parcel 15:   50.4+/- ac.
Parcel was originally part of Tower Estates though never formally filed it has the potential for home sites, development, recreational purposes, or hunting.  Accessed on the northern side of the property by W 53rd Pl.  Pond on the southern border with a wet weather creek on the southeast corner.
Parcel 16:   50.36+/- ac.
Parcel was also part of Tower Estates though never formally filed it has the potential for home sites, development, recreational purposes, or hunting.  Accessed on the northern side of the property by W 53rd Pl the parcel offers heavy timber with small patches of clearings.
Parcel 17:   2.52+/- ac.
Accessed on the east side by S 253rd W Ave.  This parcel offers a beautiful home site on paved road.
Parcel 18:   5.04+/- ac.
“L” shaped parcel located on the corner of two paved roads (w 51st St & S 253rd W Ave.)  This would make a beautiful home site with plenty of land for hobby farmer or out building.
Parcel 19:   22.11+/- ac.
Located at the end of W 50th St, this parcel is broken down into two tracts.  Ideal for home and acreage with the potential to get a return on your investment by selling the adjacent land.
Parcel 20:   6.77+/-  ac.
Home site sitting on the south side of W 49th St with plenty of room for out buildings or ranchette.
Parcel 21:   6.60+/- ac.
Located on the north side of W 49th St property has a tear down home on it.  The northern side of the property is bordered by a wet weather creek offering sloped views to the north.

SCHOOLS:

  • K-8, Keystone Schools
  • 9-12, Sand Springs or Mannford Schools

UTILITIES:

  • Water: Individual water wells and City of Sand Springs Water Dept. (in some areas)
  • Electric: INDIAN ELECTRIC COOPERATIVE (all areas) – Cleveland, OK
  • Gas: Keystone Rural Gas District (in some areas)
  • Telephone: Cimarron Telephone Co. (All areas) – Mannford, OK
  • Sewer:  Septic

NOTE:  Utility service may vary by parcel.  Call CJ Auctions for details at 918-550-8118.

All map & boundary illustrations are approximate – please refer to survey.
Property pictures & video represent identified parcel(s) however, pictures & video may show multiple parcels and/or property not included in the auction.

Aerial Videos

Wild Game

Parcel 1

Parcel 3

Parcel 5

Parcel 7

Parcel 9

Parcel 11

Parcel 2

Parcel 4

Parcel 6

Parcel 8

Parcel 10

Parcels 12-21

All map & boundary illustrations are approximate – refer to survey.
Contact CJ Auctions for Mineral Maps

USDA Soil Maps


Download
Parcel 1 & 2 Soil Map


Download
Parcel 3 Soil Map


Download
Parcel 4 Soil Map


Download
Parcel 5 Soil Map


Download
Parcel 6-11 Soil Maps


Download
Parcel 12 Soil Map


Download
Parcel 13 Soil Map


Download
Parcel 14 Soil Map


Download
Parcel 15 & 16 Soil Maps


Download
Parcel 17 Soil Map


Download
Parcel 18 Soil Map


Download
Parcel 19 Soil Map


Download
Parcel 20 & 21 Soil Maps

DISCLOSURES:

  • Cost of survey will be calculated at $1,000/per parcel.   Acreage amounts have been estimated for map purposes and will be updated based on actual surveyed acreage amounts.
  • Portions of 4, 5, 8, 11 parcels may lie within a flood zone. See FEMA map on website under ‘Maps’.
  • All parcels are subject to any existing recorded easements
  • Locations of parcel signs, maps, & pictured illustrations are for reference only. Property will be surveyed for boundaries and legal descriptions. Fence lines may not follow property boundaries per survey.
  • If property divides, all abstracts covering any individual parcel will be placed on deposit with said title company to be held for the use of any and all future buyers. Buyers are responsible for the cost of supplemental abstract(s).
  • Parcels 9, & 10 are accessed by a 30’ easement from W 41st St.  Contact Tulsa County Board of Adjustment only if home site is desired  on parcel 9 & 10 as variance may be required.
  • Covenants of Rim Rock Estates apply to parcels 1-8
  • Balance and closing cost are due within 30 days of court approval
  • Portion of lagoon located on Parcel 13.  Condition of lagoon is unknown and maybe used by neighbors within subdivision.  It is buyer’s responsibility to perform their own diligence.
  • Portions of parcels 1, 2, 4, 5, 7, 8, 9, 10, 11 includes ¼ mineral interest.  CJ Auction and/or sellers, have not performed a mineral search on the property and do not guarantee authenticity of minerals represented.  The mineral map is not a legal document, it is for general illustration purposes only.  It is the buyers responsibility to perform their own due diligence.  Refer to legal description(s) on court order.

TERMS & CONDITIONS:

  • 3% Buyer’s Premium applies to this sale.  Buyers-premium is an additional fee (3% of high-bid amount) paid by the high-bidder.
  • All properties are being sold ‘as is, where is’ and are not subject to financing, inspections or any other contingencies.
  • CJ Auctions represents the seller only.
  • The high bidder must make a 10% (min. $5,000) non-refundable deposit on sale day (cash, personal or cashier checks)
  • Buyer will pay $1,000 survey fee per parcel.
  • Taxes will be prorated through date of closing.
  • Absentee bidders must pre-register and qualify through CJ Auctions 48 hours prior to sale day.
  • All persons inspecting the property, attending an open house or auction do so at their own risk and shall not hold the property owner, CJ Auctions or their agents liable for damages to their person or property.
  • Online Bidding: Individuals must wire funds 48 hours prior to auction to be fully authorized to bid online.  Please contact CJ Auctions at 918-550-8118 for wiring instructions and amount.
  • Property will convey via sheriffs deed with title policy.

LICENSE INFO:  OK RE Lic# 159708 Ronn Cunningham | Cunningham Johnson Auctions LLC

Method of Sale: ‘buyers choice’

• Buyer’s choice may be offered when more than one property/parcel is being auctioned
• Successful high bidder wins the right to choose a property/parcel or properties/parcels from a grouping of similar or like-kind
properties
• After high bidder selection, the property is deleted from the group and the bidding commences again
• Process continues until all properties/parcels are selected
• After all parcels are selected, property will be auctioned as a whole per court order.